Strategic land wanted in Horley
We are actively looking for strategic land in Horley and the surrounding area, with or without planning permission.
Strategic land means sites big enough to need long-term promotion, infrastructure and often a local plan allocation. Owners typically keep the land while it is promoted and are paid when planning is secured and the land is sold.
- Size
- 50+ homes
- Planning
- Usually without
- Areas
- England & Wales
- Ways we buy
- Option or JV
What strategic land we want near Horley
Larger landholdings on the approaches to Horley are where strategic land usually comes from, particularly near transport links. Horley lies about 18 miles east of Guildford in Surrey. We also cover Crawley, Redhill, Reigate and the villages between them.
- Land for 50 or more homes next to a town or larger village
- Sites that could form part of a local plan allocation
- Land with more than one possible access point
- Sites already being considered by the council
Surrey is a county of commuter towns, including Woking, Guildford, Epsom, Reigate, Redhill, Camberley, Staines-upon-Thames and Farnham, and many villages. Most of the county is Metropolitan Green Belt, and the Surrey Hills and High Weald National Landscapes cover much of the south. Previously developed land, infill plots, garden and backland sites and grey belt are therefore central to housing supply, with larger sites usually allocated through local plans.
Before we make an offer in Horley
Local plan timing
Strategic sites usually move with the plan cycle, so we look at where the council is in its review.
Land assembly
Larger schemes often need several owners to agree a fair way to share value.
Promotion costs
Technical studies and plan representations cost money; under an option we pay them up front, and any recovery from the price is capped in the heads of terms.
In England, the revised National Planning Policy Framework published on 17 August 2026 replaced the old "tilted balance" with new settlement policies: development within a settlement should normally be approved unless the harm substantially outweighs the benefits, while land outside a settlement can gain support in defined circumstances.
Parts of Surrey are Green Belt, though not every town has any nearby. We check early whether a site is inside it and, if so, whether a grey belt or previously developed land case could apply.
We are based in Great Barr, Birmingham, around 121 miles from Horley, and we travel to see sites across England and Wales.
Ways to sell strategic land in Horley
Outright purchase
Rare before planning; more usual once an allocation or outline consent exists.
Outright purchaseSubject-to-planning contract
Possible for the first phase of a larger holding.
Subject-to-planning contractWhat happens after you get in touch
Get in touch
Tell us where the land is and what you know about it.
Site review
We look at the land, its planning position and anything that could affect it.
Proposal
We put our proposal in writing, with no obligation to accept.
Exchange and completion
If you go ahead, contracts are exchanged and the sale completes on the agreed terms.
Your questions answered
How long does strategic land take?
Often several years, because it may need a local plan allocation and then an outline permission. We are honest about timing for each site.
What if my neighbours own part of the best site?
We can help bring owners together under an equalisation arrangement so value is shared fairly, whoever ends up with the roads or open space.
Can an agent introduce land in Horley to you?
Yes. Estate agents, land agents and planning consultants can introduce sites with the owner's consent. Any fee is agreed in writing before details are shared, confirmed by the owner in writing and paid only on completion.
How quickly can you look at a site in Horley?
For most sites we can give an initial view once we have the location and a plan. Detailed checks follow if the land looks suitable.